And we have an appreciating asset now.So, was adding a 3rd bathroom a wise investment, not for a short term flip but for passive income yes as leasing the home to a care home organization commands higher rents than for single family (could only rent to single family for $1,600 monthly). 

My husband an I had 15 units, and a lot of the people at his Command where he worked (he was active duty Navy) were transferring and asked for help managing their property while they were gone.  

If so, those types of properties are in high demand here (phoenix metro) and command a price premium (assuming it's a nice property in a desirable tourist area).

Napoleon Hill tells the story of a commander burning the ships they arrived on so that the men would fight harder than ever with no means of escape.

I once met a super-agent who won't take 6% listings, he commands 7% or more - and he gets it.

My goal is not to be a full-time broker but to be an investor/sponsor in the acquisition of Multi-Family properties and thought I could command more fees on the sale side with my license.Would love to hear the positive of getting a RE license and if my aforementioned example is a bit far fetched

I’m honestly surprised your getting that, maybe if it’s a secure, fenced in area it can command that kind of rent. 

Finally,  I would like some perspective on rent comps for the property as it is a niche--and I believe it can command a higher rent because of the house and the barn/pastures.

It’s kinda like that scene in Braveheart after the English commander kills Mel Gibson’s wife, when he’s on the horse coming down the hill with that look of calm on his face, but then you see his eyes, he has that look of sure fire determination, it was breathtaking.

I can't remember which BP podcast it was but one guy said if my tenants pay less on utilities they have more to spend on rent (my opinion is it would reduce turnover and vacancy but not necessarily command much higher rent).You mention a roof garden make sure your structural engineer is aware of everything you are putting up there the roof may not be designed for much soil and pavers.If you have radiators I think this thing is genius https://www.radiatorlabs.com/our-system/how-it-wor...I would look at getting spray foam insulation into the wall cavity but consult with a good architect or building envelope designer to specify it because if not done correctly you can get mold inside your walls.